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Home My WebLink AboutSPI2009-00058 - SPI Inspections - 10/23/2009 ON_STgTF MASON COUNTY o P� A o - DEPARTMENT OF COMMUNITY DEVELOPMENT F o N i Planning Division 7 N y Y P O Box 279, Shelton, WA 98584 (360)427-9670 1864 Site Inspection October 23, 2009 JIM PEAVEY TO BE KEPT IN THE 13420 99TH ST CT KPN PARCEL FILE GIG HARBOR WA 98329 PAJ Case No.: SP12009-00058 Parcel No.: 121084190061 Project Description: DEMOLISH AND REBUILD RESIDENCE. Dear Applicant: Pursuant to your application, a site pre-inspection (SPI) was performed on your property. Below you will find comments made regarding the proposed development and its critical values. In some cases, setbacks for development from shorelines, steep slopes, streams, and wetlands must be included in your specific proposal; these setbacks are included as part of the comments listed below. This information is based on County and State regulations as they exist to date. These regulations may change and may affect the requirements for development of the subject property. Please contact me at (360) 427-9670, ext. 365 if you have questions. Sincerely, Allan Borden Land Use Planner Mason County Planning Department 10/23/2009 Page 1 of 4 SP12009-00058 Site Inspection 10/23/2009 Case No.: SP12009-00058 Comments: Inspection for Jim Peavey / Mike Zech on June 25, 2009: The 1.05 acre Parcel Numbers 12108-41-90061 property [ ] is at the end of driveway from Stretch Island Rd. South and along Case Inlet. The lot is roughly oriented east to west with dimensions of 60 to 120 feet wide and around 400 feet deep; the property is split by the access drive with the existing residence in the south area. The property is sloped at 25 to 40 percent in the west and central area for 300 feet and a 10 percent slope to the inlet shoreline and the concrete bulkhead at 90 feet distance farther east. The site has some of the native vegetation present, and some clearing around the residence and driveway. The applicant wishes to rebuild a residence and would like to know about needed special studies and appropriate setbacks for proposed development. These findings state regulations in effect at the time of inspection, unless noted otherwise. Development Regulations standards: _Y_ The site is in Rural Residential 5 zone. Standard building setbacks are 25-foot front yard setback, and 20-foot side property line and rear yard setbacks. These setbacks are measured from structures above grade such as roof overhangs, stairs, balconies, decks, heat pumps, storage buildings, and fuel tanks. _Y_ An exception is made for lots less than 100 feet in width, where side yard setbacks are equal to 10 percent of the lot width, but no less than 5 feet; for this property that side yard setback is 10 feet. _Y_ An administrative variance may be requested, to reduce these setback distances from property lines, to as low as 5 feet (side) or 10 feet (front yard), if the size, shape, or features of the property constrain development from the proper setbacks. This process requires application and review at the time of the building permit submittal. Shoreline Management standards: _Y_ Shoreline setbacks: The shoreline designation for Case Inlet is Urban Environments per the Mason County Shoreline Master Program and development setbacks would be determined by the Mason County Resource Ordinance. Typically, the shoreline setback is determined by averaging the distance of setback from the roofline of the adjacent residence on each side of the subject parcel to the ordinary high water mark (OHWM) of the shoreline. 10/23/2009 Page 2 of 4 SP12009-00058 Site Inspection 10/23/2009 Case No.: SP12009-00058 A September 9, 2009 Washington Court of Appeals ruling has determined that the county Resource Ordinance development standards do not apply to proposals within 200 feet of the OHWM (shoreline management area). The Mason County Shoreline Master Program standards often calls for a 15-foot setback from the OHWM, but these setbacks may be increased if the building area or setback area has a slope greater than 40 percent, has severe instability, or the average setback of the two adjacent residences is greater than the setback requirement for that environment. Staff observed the setback from the OHWM of the saltwater shoreline to the existing building location. That home is 90 feet from the OHWM at the bulkhead and is 35 feet to the property line to the southeast separating the property to the south and east; this subject residence is now 4 to 6 feet from the south property line (at southwest corner) and 10 feet from the south property line (at southeast corner). A house to the south is more than 50 feet behind the south side of the subject residence, and the house to the north is uphill 40 feet and behind the line of sight of the subject residence. The location of the rebuilt residence could be expanded to the north northeast and have an addition of 5 to 6 feet towards the saltwater without affecting views from the south. Proposed locations would need to be included in a geologic study noted below under landslide hazard areas. Please note that all portions of proposed development that is 30 inches above grade must be behind this setback distance. Resource Ordinance Review Standards: _Y_ Slope or Landslide hazards: Slopes greater than 15 percent adjacent to or within 300 feet of a proposed project were observed to the south, east, and north. The applicant shall have a qualified geologist or engineering geologist visit the subject parcel and prepare a site analysis to determine whether a geologic special report is needed during development review. _Y_ Slope or Landslide hazards: If the geologist confirms the need for a special report when slopes are up to 40 percent, a Geologic Assessment would be needed to address slope stability, site conditions, and the other requirements of the enclosed landslide hazard chapter 17.01.100 section E. 4. as required by the Mason County Resource Ordinance. The study must include all Resource Ordinance requirements and a submittal checklist noting where these requirements are found in the study document. 10/23/2009 Page 3 of 4 SP12009-00058 Site Inspection 10/23/2009 Case No.: SP12009-00058 _Y_ Slope or Landslide hazards: The prepared special report shall be specific to proposed site development on the subject parcel by addressing clearing, grading, driveway and building location, retaining and stabilization walls, and stormwater control. This study shall address the presence of the septic system on site stability conditions. This special report would be submitted and evaluated at the time of building permit submittal. _N_ Wetland critical area: Planning staff confirmed that the parcel does not contain certain wetlands, which are regulated under Mason County's Wetlands chapter 17.01.070 of the Mason County Resource Ordinance. The applicant will not need a wetlands special report during development review. _N Stream setbacks: No typed stream is in the vicinity; so proposed development would not be subject to Resource Ordinance Fish and Wildlife Habitat Conservation Areas Chapter (17.01 .110) standards. You would need to confirm with the Health Department what their septic system standards are to make sure about the adequacy of supplying a septic system and drainfield area(s). General process: Future site development must include a site plan, showing all setbacks from property lines, shoreline, slopes, and existing and proposed improvements; this site plan will be needed for geological special study and building permit application review. Specific County Code standards for future development may be found at the County website address http://www.co.mason.wa.us. If you have any questions please feel free to call. Thank you. 10/23/2009 Page 4 of 4 SP12009-00058 6 i z - o�50 ~3br� MASON COUNTY PLANNING DEPT. PRE-INSPECTION APPLICATION UeilzPLEASE PRINT ,�` 5Q255,.0 R uired 1. Owner: 'I m P r�1 er Applicant: r �-'1 Z i'ul Site Address: 395' t -5TCTW t5 • 9-(>. 5, Applicant Address: 1Po Bo)( 61(. Owner Address: 1347.0 �1'I-tA 5T. Dc. KRI4 City: r /6W St LU# Zip qf5 City: 61(� �j St _Zip 9S3gq Phone: S'/O- g4jo day Phone:(1j�7- g959 day Phone:( evening Plan Email Address: SMPr: p.Pl Ty of U Water Body 2. Parcel No. 2.�- - 61 006 Parcel No. - - Legal Description: LDT 2 OF Sp lV f qq9 7 UNDI V it Ti2u orlaL 6 3. Purpose of Pre-Ins ection: D)ev'A J_115 { P,% 511N 6 Cif 6114 /fsjro Ae1°-6C ty/Tx/ 4. Use of building: PRl✓ M Iee5dV N(A 5. Do any of the following exist on or adjacent to property?: slope W saltwater 64) lake river( ) pond( ) wetland( ) seasonal runoff( other ) stream ) seasonal creek Directions to Site: VT-4 G. o 5v- 2125 WL 1� &keen ✓n 6wL » n 3 S: If the information is incomplete, then Mason County must disclaim any errors resulting from deficiencies in the original application. Pre-inspection reports remain valid only until development changes occur in the vicinity which affect the lot evaluated in this inspection,or the laws regulating development of the site change after the time of inspection. Applicant Signature:TOaA145J�k Date: If you would like to be on site during inspection,please check here: ( pLe4% 014a H1 -to 5&r UP bneE77N 6 JI m 1_ -times, mike' 2a# 360-50-2q q o Return application to: Department of Community Development,Planning Division P.O. Box 186 Shelton, WA 98584 (360)427-9670 Please include a$255 .00 check or money order payable to Mason County Treasurer When completed,this form becomes part of the parcel file. c� FOR OFFICE USE ONLY: Accepted by: ! �1 Date: 6a— MORE ON BACK SIDE Revised: 12/30/08 Please illustrate below the proposed building site in relation to critical areas(slopes, streams, lakes,wetlands, etc.) existing improvements,as well as property lines. APPLICATIONS SUBMITTED WITHOUT ADEQUATE ILUSTRATIONS WILL NOT BE ACCEPTED AND WILL BE RETURNED TO THE APPLICANT. (vL Departmental Review (For Office Use Only) rd Planning P 9 Department Findings: (19 �`" N76D 3,5- -Ao P C- 5+0 -mac �c �